GOLDEN VISA
What is the Greece Golden Visa Program
Launched in July 2013, the Greek Golden Visa Program grants a five-year residency visa to non-EU nationals in exchange for qualifying investments, primarily in real estate.
Since many investors see strong potential for real estate returns due to Greece's tourism rebound and infrastructure improvements, the Greek Golden Visa Program is one the most successful residency-by-investment programs in Europe.
What are the benefits of acquiring a Greek Golden Visa?
Greek Golden Visa acts as your Schengen entry permit, allowing you to travel across all 26 Schengen countries without applying for additional visas.
While living in Greece has many residency benefits, such as public healthcare and education, it is not mandatory to stay in the country, as long as you visit once to submit biometrics and get your permit.
With a high potential for Return on Investment in a fast growing real estate market, the Greek Golden Visa Program has the lowest investment threshold in Europe. (minimum investment - €250,000)
Your family can receive and enjoy all the benefits of a Golden Visa card. Who is included?
The Greek Golden Visa is one of the most family-friendly programs in the EU. Most Golden Visa programs require proof of financial reliance for the parents.
To prevent the same income from being taxed in both Greece and the taxpayer's country of residence, Greece has established Double Taxation Treaties (DTTs) with 56 countries.
See the list of countries ▽
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Who can apply for a Greek Golden Visa
If you wish to apply for the Greek Golden Visa, you should meet the following criteria:
Be a non-EU/EEA national
Be an adult (18+)
Have a clean criminal record
Hold valid health insurance
Have proof for legally obtained funds for investment
Real Estate Investment Options & Thresholds
A threshold of €250,000 (specific real estate projects)
It includes converting commercial property into residential or restoring listed buildings, regardless of location.
A threshold of €400,000
Purchase of a single property of at least 120 m² in rural areas or less densely populated cities and islands.
A threshold of €800,000
Acquisition of property in high-demand areas, including Athens, Thessaloniki, and islands with more than 3,100 inhabitants.
Golden Visa Application - Step by Step
1: Define Your Investment and Select a Property
Begin your journey by deciding what kind of property investment aligns with your goals. Whether it’s a modern apartment in Thessaloniki or a charming villa in Halkidiki, the total value must meet the required investment threshold. Our team will assist you in identifying the best opportunities that meet both legal and personal preferences.
2: Set Up Your Legal & Financial Profile in Greece
Before proceeding, you’ll need to establish a presence in Greece by securing a non-resident tax number (AFM) and opening a local bank account. If you're not planning to be in Greece during the process, you can grant Power of Attorney to a local legal expert to act on your behalf.
3: Finalize the Property Purchase
Once a property is selected, your lawyer will conduct a thorough due diligence review to ensure it's legally sound. After that, you’ll sign a preliminary agreement, followed by the official transfer of ownership via a notarial deed — this finalizes your real estate investment.
4: Prepare and File Your Residency Application
With the property secured, you’ll compile all necessary documentation to support your Golden Visa application. This includes proof of investment, ID documents, insurance, and more. Because the paperwork can be complex, working with an experienced immigration lawyer is strongly recommended.
5: Travel to Greece and Submit Biometrics
You'll need to visit Greece in person to provide your biometric data (fingerprints and photo) at the relevant immigration office. This step finalizes your application on the ground.
6: Receive Your Golden Visa Residence Card
Once approved, you’ll be issued a residence permit — your official Greek Golden Visa. This document allows you to live in Greece and move freely throughout the Schengen Zone.
7: Renew Your Residency Every 5 Years
As long as you maintain your qualifying investment, your Golden Visa can be renewed every five years. There are no minimum stay requirements — a major benefit of the Greek program.
Greek Golden Visa Renewal requirements:
Maintain your investment: Ensure that the qualifying investment remains in your full ownership.
Submit a renewal application: Complete the necessary forms and provide required documents.
Pay the renewal fee: The processing fee is €2,000 for the main applicant, €500 for family members over 21, and €150 for dependents under 21.
8: Explore the Path to Citizenship (optional)
After seven years of legal residence and consistent tax presence in Greece, you may become eligible to apply for Greek citizenship. This includes passing a language and integration test — and opens the door to full EU citizenship.
Required Documents for a Successful Golden Visa Application
To apply for the Greek Golden Visa, applicants must provide the following:
Completed Application Form: Submit two signed copies.
Photographs: Four recent, color, passport-style photos.
Valid Travel Document: A certified copy of your valid passport or other travel documentation accepted by Greek authorities.
Application Fee: A payment of approximately €500 via the e-Paravolo platform, covering the issuance of a residence permit valid for up to five years.
Processing Fee: An additional €16, also paid through e-Paravolo, for the issuance of the digital residence card.
Health Insurance Proof: Documentation from an insurance provider confirming coverage for hospitalization and medical expenses in Greece. This may include:
Policies issued outside of Greece, as long as they clearly state coverage for the applicant during their time in Greece.
Insurance contracts obtained within Greece.
Greek Taxes
If you invest in Greece through the Golden Visa program, you are not automatically considered a tax resident. That means if you simply own a property and don’t live in Greece for more than 183 days per year, you’re taxed only on the income you earn within Greece, such as rental income from your property. To handle this, you’ll need to appoint a Greek tax representative and file annual tax returns as a non-resident.
However, if you do decide to become a tax resident of Greece—meaning you live there for most of the year—there are several attractive tax programs available for foreigners
How DTTs Help Golden Visa Holders in Greece
If you're a non-resident Golden Visa holder and your country has a DTT with Greece, the treaty helps determine:
Where your income should be taxed (Greece, your home country, or both).
How much tax you’ll pay
Whether you can get a tax credit or exemption in your home country for taxes already paid in Greece.
Ready to Get Started with Your Greek Golden Visa?
With its favorable investment thresholds, residency benefits, and access to the Schengen Zone, the
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